The worst management company out there. We are actively working with a press outlet to expose their unethical (and likely illegal) practices. They don't respond to any requests and if you ask for multiple estimates they ignore it since they have their own internal company that overcharges for every repair. We had a leak from the rain and the first person they sent out said he was there to replace the drywall. I said you can't replace the drywall until you identify the leak. I sent him away, reached out to LB and never received another response despite several followups. They are supposed to do property visits that they never do. They don't pay bills on time despite receiving them in a timely manner and they charge additional fees that are not documented or agreed upon in the contract. STAY FAR FAR AWAY FROM THIS COMPANY!!! read more

My husband and I lived in our last building for about 3 years and Just recently moved out. From the second we moved in Crisann was always so responsive, helping us settle in, fixing any issues that came up while living there, always updated us on any changes happening to the building, making sure the properly stayed tidy and clean and so much more that benefited us as current tenants. Always knew we could rely on her for whatever we needed and that was big for us. Such a great management team, thank you for such an easy and fun 3 years!! read more

The regional manager and property supervisor of LBPM in the Alhambra office are very professional and responsible. Anthea and Robert are patience to listen to all my concern and help me to deal with the tenants and fix all the repairs issues promptly for the apartment. I am happy with their management service and will recommend LBPM to my friends. Great team work! Thanks. read more

Cecilia has consistently helped me with transactions at LBPM properties. She is very responsive and helpful. As a real estate professional, its so rare to find great people like her who are eager to help in stressful situations. As a homeowner, you may not know that your management company makes a big difference on how smooth your escrow closing will go. Cecilia is a major asset to LBPM and I look forward to working with her again! read more

Literally the worst property management company out there. They require you to drive to the office to pick up a parking permit AND once there if the property manager is out to lunch they make you wait! I drove all the way from Chatsworth to Sherman Oaks and they do absolutely nothing to accommodate the homeowner like leave the parking pass with a responsible co worker. This property manager's name is Stephanie Oblitas. read more

Greetings, sir... I truly appreciate the reply; it's more information, candor, and courtesy than I've received in 10 months from your subordinates. I'll definitely reach out to you personally, but first here are some of my remaining concerns regarding the rent payment issue; I think anyone reading this should know: ~1st, I'm fully aware of the mailing option, but it doesn't guarantee timely arrival or an honest reception from the LBPM office. I'm sorry, but I have little trust in the staff at this point. ~2nd That "Bill Payer" option, at least with my bank, also charges a fee. ~Last, as a company that manages over 1,400 properties, I have to imagine that SOMEone has the capability to collect onsite checks and bring them to your headquarters. The previous company was able to do this without issue. Also, this wouldn't be too dissimilar from onsite management [when we can find them] taping memos onto every single door on the property. At least with an onsite check drop-off point, we're coming to them. Ultimately, sir, all we really want is more transparency, FAR better communication, and to know that these fees and rent increases are providing some level of benefit. It seriously feels as though we're burden simply for living on the property. In any case, you'll be hearing from me soon. read more

HOA management has it's challenges no matter what management company an association hires to manage their account. However, when it comes to basic repair needs and especially requested meetings, LBPM sure keeps with the tradition of doing absolutely the least amount of work to meet the needs of paying HOA accounts. Literally, a monkey with a dartboard of solutions can do a better job than this company. I'll suggest that to my neighbors who are on my communities Board, pretty sure they'll go along since we're all in agreement that it's taking Way Too Long to get a simple meeting date (even via Zoom) locked in due to the lack of follow through of our "Assigned Account Manager". Hey LBPM why don't you get your act together and make sure your employees are doing their work! read more

Jordon Polon with LBPM was managing the rental that we stayed at in Granada Hills and it was the worst rental experience in my life. I've never had to wait months to get things repairs, and somethings that never got repaired after 2 years living there. We even had an incident where a wood gate fell over and luckily landed on my back first instead of my 3 year old! My 3 year old was still hit on the head and had a gash from it. When we moved out they took our entire security deposit for random "repairs" that were bogus. They even had the audacity to say we needed to pay more on top of our security deposit. We had to get an attorney involved. If you're reading this, I sure hope you will stay away from any LBPM rental properties. read more

We are very satisfied with LBPM managing our property. Jordan Polon, from the Single Family Division, handles our property, and has been consistently responsive to all our needs and questions we have about managing our property, whether it was by phone or email, even on the weekends. He has spent time with us to inform us in detail of potential tenants and has provided all the information for us to help select the best candidates. Our tenants have worked out very well. He has also gone out of his way to find specific vendors that we needed for our property and has personally delivered items from our rental property to our current residence when needed. We would not hesitate to work with Jordan Polon at LBPM again on another property. read more

This is the worst company ever!!! They are straight up scammers. Lida the supervisor does nothing to help out. She will lie to you, do not trust her. Do not trust this company. They also work with witkin and neal (watch out) They keep telling me to pay a past due balance when I told them that I already paid it off. I even showed them my proof of payment but they never cleared my account and keep emailing me that its past due. I had to pay for a roof leak that cost a few thousand dollars, they told me that they would not pay for it because its not hoa. I thought that if its outside the home that its covered by hoa. So much problems read more

Hello, well since posting reviews regarding LBPM and how they handle our community, our account manager has subsequently been switched out for a new manager. I find it hilarious because my neighbors have been emailing the new account manager from LBPM and to our surprise, this guy doesn't answer emails either! Lmao. What my neighbors have been emailing management is about a new homeowner using their place for AirBnB. Normally I wouldn't mind but what concerns us is that we have had numerous break ins to our community from homeless people in the area and after taking many steps and spending lots of cash, we finally have a pretty secure community. However, with this Airbnb we now have multiple people who are not residents having access to our secured garage and mailbox areas. So yeah, emails to management for assistance in this matter have gone unanswered and one really must wonder, is it right to reward bad behavior? read more

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Proper building maintenance, Poor tree trimming, over watering, leaking cracks and internal blisters in load baring bottom level walls. ALL of the services provided gardening and building maintenance has been done by substandard vendors who are not bonded, who are not certified and work and make decisions on how to to do structural repair when they dont understand the physics of these foundations. It is hard to know the value of absentee landlords who forget they work for us. read more

The worst property management company I have EVER experienced. I lived in one of their apartments and our lease couldn't end fast enough. The biggest issue was that the shower in the unit above us would leak through the ceiling directly onto our bed to the point where we would have to move our mattress near a window to get it to dry. This happened 7 or 8 different times. I reached out to LBPM right after it happened the first time and the staff were all so rude and condescending and had no sense of urgency. It took MONTHS to get the issue resolved and I had to take multiple days off work for contractors that never showed up. I had to call and email so many times for 4 months to try and get the leak fixed. I've never dealt with such rude, unprofessional, and unethical management. There were also roaches in our building and LBPM refused to do anything about it. Please do yourself a favor and never move into an LBPM unit, I promise it's not worth it. read more

Not my first time purchasing real estate, but definitely the last time I purchase a property whose HOA is managed by this company! It seems that a large part of this company's responsibility is customer service. Something has broken? Arrange to fix it. Something is missing? Arrange to have it replaced. Do not believe the person reporting the problem is reliable? Arrange to have your own staff check it out, or work with the on-site manager to confirm the problem and needed fix. Think about it. Who is calling property managers with fake problems at their property? Nobody. Who is getting paid to treat paying customers with disgust and contempt? The employees of LBPM. I feel sorry for renters who have to work with this company, as well as owners who pay high HOAs for such rude and terrible interactions. read more

They seem on top of fixes like plumbing and whatnot but anything they don't want to deal with they will just ignore you for literal months. I've been waiting for a replacement building key from Al G. for 6 MONTHS, sent multiple polite emails and tried calling. Completely blows me off. HOA fees are not cheap and I can't even get a call back? read more

Is zero stars possible? I've sent over 50 emails. I've called and left dozens of voicemails. No one answers the emergency line. I haven't received any important documentation since purchasing my property - I'm just expected to pay dues with no information, rules, regulations, payment options... I am steadily receiving invoices in the mail, but you cannot return my phone calls? emails? fix the broken call box? landscape? deal with trash? I'm so confused. Not paying hurts my community, but how else am I supposed to get your attention? This is all a scam... I could do a better job in my sleep. IF YOU CAN AVOID ANY COMMITMENT TO THIS COMPANY, PLEASE DO. I WOULD NOT HAVE PURCHASED MY CONDO IF I KNEW I HAD TO DEAL WITH THE IDIOTS OF LBPM. read more

Terrible company to do business with. Does not pay vendors for work completed. Overall horrible business practice .

The worst property management company on the planet. I have been dealing with LBPM for years. They never communicate. And if they do communicate it is a half response. Everything I put in a request for repair takes years. Literally years! And when they finally do agree to repair something they do hire the cheapest and most incompetent repair people possible. I am a home owner and pay $360 a month for them to ignore me. Currently I have called and asked to speak to supervisor David O over 5 times in the last 2 months and he has never returned my calls. The other "supervisor" nadian flat out told me in an email she does not want to return my calls. This year along the damage my property by scheduling tree trimming without telling anyone and broke all of my landscaping and plants I paid for and then tried to blame me for it. After requesting my front door to be repaired for over 4 years they finally sent some who left my entryway covered in paint and the door no longer opened and closed properly. They refuse to schedule an HOA meetup. If you don't care about your property sign up with LBPM. read more

So I've been renting an apartment from this trash company for nearly 5 years. I hate the fact that I stayed that long. And when COVID-19 Hit at its peak last year in March and there were massive layoffs and people could work, they still expected you to pay rent!! They didn't want to end the lease agreement even though it was COVID!! Like hello?! There isn't any work but you still want rent? EVERYONE HEAR ME NOW!! NEVER RENT FROM THEM! DOESNT MATTER HIW LONG YOUVE BEEN RENTING, THEY DONT GIVE AF!!! THE ROOMS ARE TRASH! OLD APPLIANCE FROM WHAT THE 80s?!? But oh yeah that will be costing you 2021 price! YOU ALL HAVE BEEN WARNED. STAY AWAY!! Better off buying an RV than renting from these animals!! read more

DO NOT WORK FOR THIS COMPANY. You'll find yourself working overtime everyday even on the weekends thinking your hard work will pay off but it never does with this company. You are so overworked and not compensated for your time. There is such a lack of communication throughout the company and a huge lack of leadership. It's every man for him/her/their self. Not to mention their portfolio is shit and have so many vacant units that they don't even give attention to. RUN from this company! read more

Crissann Morgan was my property manager and she is truly the best! Very reliable and a joy to be around. Thank you Crissann!

This HOA company is horrible!! We have owned/lived at our property for over 20 years and never have we had such an inconvenience before until they switched over to this horrible company. Do yourself a favor and do not hire them. They increased our HOA and continue to do horrible at their job. Every time they contact us it's always something negative that they are doing. read more

We lived on Yucca and had a very on top of it manager. He took his job very seriously which was good, however the management company did not communicate and when we moved out after two years and scrubbing the apartment from top to bottom they took an INSANE amount of our deposit. We got dogs*** back, because they needed to repaint and do a deep clean. They do that ANYWAY! We might as well have left it like a dump instead of spending days trying to make it look almost as good as new and super clean. Ridiculous read more

Brandon (LBPM's COO), I felt it uncouth to list specific issues with LBPM, but since you feel that I was verbally abusive with unrealistic expectations, I guess you could say that I was perturbed by a couple of items: 1) The moment LBPM became our active management company, they switched property managers on us and we found out after the fact (and had to inquire as this was info was not readily provided). 2) 26 days into our first month together, our *new* property manager didn't have any gate codes for building access. Deductive reasoning would point out that our HOA meeting on that day was her first moment on our property. But who knows... 3) LBPM surprisingly attempted to pass along legal fees onto our property the very first month together, even though no services had been agreed to in regards to utilizing LBPM's counsel. They later credited the charge back to us when it was pointed it via a paper trail. 4) We immediately began receiving complaints about the blunt and aggressive manor in which (new) property manager behaved to the owners. Brandon apologized on her behalf. 5) Within the first two months together, our property manager was unreachable at several critical points when needed, and a backup point person was not found. 6) LBPM didn't appear to have our vendors lists or a basic understanding of our CC&R's for the first few months together. Brandon explained to us that we had to give LBPM time to acclimate. This, however, was especially frustrating as we provided detailed information over a month before the transition occurred...to LBPM's transition team! 7) One of our first service requests performed under LBPM's watch was done incredibly subpar (a trash chute cleaning). We then discovered that the job hadn't been bidded out, nor supervised. When we inquired as to why, we discovered that the vendor was a subcontractor of another vendor. Apologies were made by LBPM and work was repeated. I can go on, but guessing you kind of get the point. I'm not a combative person, I just expect jobs to be executed as promised. If that's unreasonable, than...yeah, guess I'm hard to work with?!? read more

I recently bought a property and LBPM has been no help in relaying correct information. I have been waiting three days for someone to reach out to me to help me with my situation. Just for them to inform me that I have to take care of everything out of pocket. At first they were the ones that told me that they would be the ones in charge in fixing the problem. Every time I tried to reach out I never received a call back or message from anyone. Horrible customer service. read more

LBPM has the worst property managers; if you have a choice, please find an alternative property management company. Our HOA moved from Ideal due to LBPM acquiring them. The service used to be great, and property managers were very responsive. We have a gardening service that does not always show up and does a crap job in 10 mins and leave. We have been trying to get our property manager at LBPM to get us replacements for over three months. No response over email, and calls go to voicemail. I had to call the front desk repeatedly to get the nice reception lady to walk over to this property manager's desk; after speaking with her, nothing happened for another week. By far the worst service I have ever experienced. read more

The worst management company I have ever dealt with. They do not take care of you! If I had the option to move elsewhere, I would. Justin does not reply as soon as he can and it takes weeks for things to get fixed. I know that I lived in a smaller property but their lack of attention to those and myself should not be tolerated read more

the pictuthis is the worst management company ever I've lived here for 10 years and pay my rent on time every month even during the pandemic it was never late once. They haven't made any actual repairs in all these years. I have mold in my apartment this explains why one of my kids keep getting sick. Lisa Harman the manager of the apartment is a racist B**** there are other units who have lived in this building less than me and have had proper repairs. The office people are rude and give me the run around when I call . if I could this company would have no stars. I'm a foster parent and have 4 children in my care and this unit is inhabitable. Lisa never returns calls only sends emails and told me she will not be speaking to me or allowing me to speak to anyone for that matter. anyone out there looking at renting from this company stay away. they are no good S.O.B's. I'm sick and tired of this company and have now filed a complaint with the health department about my unit. The pictures I'm sharing are just part of what's wrong that they refuse to fix read more

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I've lived in an LBPM managed property for 10 days and have already had my home broken into and been treated with total disregard for my safety and my concerns. No one picks up the phone. Ever. You can leave voicemail after voicemail with various 'concierge' services but no one will answer the phone or even call you back. Be aware, no one seems to work in the office. There are multiple messaging/answering services provided by outside companies to field calls, but they don't work for LBPM, and will always just forward your call to another voicemail inbox. Avoid at all costs. You will never be pleased with their service and their complete lack of communication or regard for your safety and wellbeing. read more

I wish there was a zero star rating as this was the worst management company our HOA ever had. We finally fired them after 3 years of mismanagement and are with another company and things have finally turned around. Our issues with LBPM were: 1) Lack of response to phone calls and emails from the Board 2) Poor communication with vendors 3) Repeatedly late payment to vendors - Gardner's, janitors, etc. had to wait several months to get paid. Our insurance nearly got cancelled because of their failure to pay the bill on time 4) Faulty accounting - we were charged bills that were related to other buildings under their management. An audit of their bills revealed we had paid an elevator company - but there are no elevators in our building as it's all stairs 5) Poor selection of vendors - we were paying astronomical sums for gate repairs or fountain maintenance for very shoddy service 6) Unwillingness to get multiple bids from different companies when we had a major item that needed fixing. 7) Letting violations go on for so long (despite repeated emails from homeowners) that it created disharmony in the community when a timely email or phone call would have resolved matters quickly 8) Mismanagement of our reserves. Our reserves were co-mingled with our operating account, and were tapped into for regular expenses 9) Getting funds from our accounts when we switched to a new management company was a nightmare too: the first check bounced (!!!) and it had already taken over two weeks to get it. This company is not suited to managing HOAs. It deals mostly with rental units. Either way, do not go with LBPM - you will seriously regret it. read more

Still considering LB after you've clicked through their tsunami of 1-star reviews? - Check the Better Business Bureau listing - Check the "not currently recommended" reviews at the bottom of this page - Check the 5-star reviews with no friends and identical language & phrasing that reek of being planted. Without these, LB's overall would be 1.5 stars max. The previous owner, Craig kept sending private Yelp messages begging to talk and negotiate an adjustment to my review after after proving they are void of ethics and costing us 1000's of dollars. Now another guy, Greg, keeps messaging me, asking me to remove my review. What kind of a jerk would I be to do that when I see so many other innocent LB victims still suffering? Removing my honest review would make me complicit with LB by helping them hide the ongoing horrible practices that gouged our small HOA. They seem to spend enormous effort spamming people to remove older, authentic terrible reviews that will continue to be buried by identical new 1 star reviews (that are some of the angriest I've seen on Yelp). Here's an idea: Instead of begging honest victims to hide their true experiences, why not put that effort into being a better company? God I'm so glad our board of directors fired LB. read more

DO NOT RENT FROM LBPM I have lived in an LBPM property for almost three years now. I'm a responsible, clean tenant who pays on time. I make a six-figure salary, am an active volunteer in my community, graduated at the top of my class from both high school and college, and have never had any issues with past landlords as a renter -- both individual landlords and property management companies -- in my experience renting across California, DC, and Colorado. No drugs or parties. AKA the ideal tenant (imagine an angel emoji here). In my 15 years of renting this is by far the worst company I've ever had to work with and I would caution anyone away from living in a property managed by LBPM Here's what you can expect from LBPM: - Annual rent increases with absolutely zero improvements to your building - 1 washer dryer shared between 10 units, and it will break/leak at every load or eat your quarters -- yes it's still running on quarters in 2024! - If your water heater breaks, get ready for it to take 2 weeks (not exaggerating) to get it fixed with no money taken off your rent or any sort of accommodation as an apology - Old buildings with doors that don't work or get stuck and expand in bad weather, trapping you in your apartment -- one neighbor has gotten good at kicking his own door in though - Circuit breakers that are actually below the legal limit so you can't use your microwave for more than 30 seconds not to mention any AC or heater! - Being refused official documentation about your lease after switching month-to-month or after the rent increases - They'll lie and tell you the outdoor seating area and firepit are for community use when you tour the property only for you to find out it actually belongs to a neighbor who paid for it themselves and it isn't publicly shared! Everyone in the complex is looking to move out -- we only live here because the location is good but it's clearly a trap since the building gets worse and worse every year and every building near us for the same price has amenities like dishwashers, power that works, more than one washer/dryer etc. TLDR: STAY AWAY. And even if the location seems perfect, it's still not worth it. read more

Avoid LBPM at ALL COSTS! I have had an incredibly frustating experiences with LBPM Management. From the start their lack of professionalism and horrible communication was appalling. My first encounter was with David Oh. He was non response to my calls, voicemails and emails. David always favored the board members and was non responsive to non board members. Then, Stephanie Oblitas took over for David. Stephanie never responds, the communication has gotten worst. Getting in touch with Staphanie or any board member is nearly impossible. Emails and calls are ignored and unhelpful. They are nor neutral and favor board members . This is what I call unprofessional behavior, rude and dismissive interactions. LBPM management does not prioritize non-board members and seem focused solely on collect HOA fee only without providing basic customer service. If you value your time, money and peace of mind, stay far away from LBPM. read more

Very bad service, most of the times she does not reply your email, not proffesional at all. When she gave you an estimate for something need to be repaired, if you said too expensive and request for second bid , she will said "look for it by yourself , I am not able to find anyone ". Then , I have no choice and found the second bid , one job save more than 50% and the second one save more than 80% I would give them 5 negative stars if there are -5 stars on the rating read more

LBPM has held my HOA hostage, operating it through a figurehead Board President that lives off-site and is hands off. They expect all communication and decisions to go through LBPM, yet they do nothing. I moved in in August of last year, with a list full of actionable things that the inspectors told us had to be fixed urgently. We are talking health and safety things like major fire hazards and rats. Even though I have every expectation of paying for these repairs and services that fall on my property, LBPM blocks the work and contractors from accessing common areas like the roof to fix a hole in the roof and electrical junction boxes with exposed wires. I now have a broken HVAC system, and a newborn in my house and LBPM is blocking our HOA board President from giving permission to the contractor to go on the roof and fix my HVAC. I have been dealing with these issues since August of last year and LBPM refuses phone calls and emails. This company also blocks the release of public records and withholds matters of records like financial statements, meeting notes and more. I have counted more than 20 violations of California Civil Code and the Davis Sterling Act. They also have levied special assessments amounting to Almost a thousand dollars, without holding a meeting, allowing the Board to vote or allowing the due process which California code mandates. I have filed numerous disputes through their own channels and they do not respond. For more than seven months I have made them aware of severe issues that could cause fire and issues that are allowing the constant access of rats into the property, yet they do nothing. Had I known that these slum lords would be holding my HOA hostage I would have never moved in here. It was something I could put up with when it was just my wife and I, but now that we have a baby the risk is frightening. I recommend everyone stay away from this irresponsible and greedy company. read more

LBPM - One of the major concerns cited from our home inspection, which LBPM is blocking us from repairing - Property Management Near Me - Sherman Oaks, California

This property management company repeatedly claimed that we did not pay our HOA dues when, in fact, we did. Their organization and management style is piss poor. They also tried to impose a late fee even after we proved (having to get the bank proof that the funds went to their company) they received the funds. They also completely ignored the HOA boards reasonable requests. It got so bad, the board voted to remove them from serving our condo unit. On the way out, during the transitions from LBPM to Allstate property management (which so far is MUCH better), more admin and money problems occurred and they basically dropped off the map and did nothing to assist in the transition phase of services. Crystal, in particular, does not care and is very unprofessional. AVOID them at all cost. read more

The worst property management I have ever used!! 4 months that we had so many issues with the house since we moved in and finally I was able to find a The Homeowner directly and she fire them. She didn't know much about the problems in her property and the fact LBPM completely ignore us! Thanks god she got rid of this shady company!! Stay away!!!!!!!! read more

Impossible to reach and completely unresponsive. A few months ago, water started leaking from my shower into the wall. Sometimes there would be so much water it would drip out of the wall onto the driveway below. Naturally, I placed a maintenance request. A few days later it was marked "resolved" although no one had done anything and the issue persisted. Now the water is coming up through the tiles of the bathroom floor. Again, I placed a maintenance request. Nothing. I attempted to call our manager and left a voicemail message. No reply. A bot asked for my email and said someone would help me "within a minutes." An hour passed and (you guessed it) no reply. No email either. I called the plumber who we used in the past and he said he no longer does work for them because when he requests payment... no reply. read more

I don't often get to write a review, but sometimes experiences compel me to say thank you! I really appreciate our onsite Manager at 12117 Valleyheart. Crisann is brilliant! She is professional, quite responsive and communicative. She always has a smile, and can be quite humorous. She's kind, courteous and keeps the place spic and span! Thank You! read more

If you see LBPM in one of the buildings you are looking to lease or rent an apartment, stay as far away as you can. I'm a tenant currently managed by LBPM and it has been a nightmare. They shut off our water supply for a whole day without prior notice. The building manager claimed he did but we have cameras and he never put a notice in our door. When I reached out to LBPM property supervisor FARIBA NOGHLI she completely disregarded me and said that I was lying. She is so unprofessional and was no help at all. No wonder LBPM has horrible reviews. Just do yourself a favor and avoid this company at all cost. read more